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Saturday, May 30, 2009

Short Sale and Foreclosure Properties in Brevard County, Florida

Who does not like numbers? I read yesterday that Florida is the leader in the number of homes in some stage of the foreclosure process. Yesterday the word on the street was 11% of all homes are in the foreclosure pipeline!

Short sales and REO/Bank Owned properties are still plentiful in Brevard County.

How many are in the MLS system? As of today there 1,001 single family homes listed that require third party approval. Another 350 or so are condos and town houses so the choices are enormous!

But, just because there are lots of choices, are you a potential candidate to purchase one of these short sale or bank owned properties? It takes time to get an offer accepted (or rejected). You must have a flexible schedule. Some of these properties may not be in perfect condition (read this as Distressed).

However, if you are considering a distressed property purchase in the Brevard County, Florida, please feel free to contact me. I would welcome a chance to discuss the market as well as forward you some available listings.

Call me directly at 321-693-3850 or email me at agent@moving2brevard.com. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Friday, May 29, 2009

Viera Florida Condo for sale $70,000


This newly listed 2 bedroom 1 bath condo in Viera, Florida, just went on the market for only $70,000! Built in 1998, this property is located in The Greens at Viera East in Melbourne, Florida.

This corner ground floor unit, features hard wood and tile floors as well as carpet in the bedrooms. All newer appliances, ceiling fans in all the rooms, and more!

With a community pool, hot tub/spa, exercise room, car wash area, putting green, bike paths nearby and more, this complex offers a comfortable Florida lifestyle.

With several golf courses nearby (including the neighboring Viera East Golf Course), as well as 15 minutes to the beaches and Patrick Air Force Base, 45 minutes to Orlando, this location is ideal!

This is a short sale which means any offer must be approved by the lender. Short sales take a little more patience but offer the buyer properties at attractive prices.

If you are considering Florida condo living then, Viera deserves a look! Viera - one of Florida's newest towns!

For additional information, contact me at 321-693-3850 or by email to agent@moving2brevard.com. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.


Please view my blogs at Localism.com, Florida Homes for sale, and Brevard-homes-for-sale.com.

Thursday, May 28, 2009

Forbes Article says Moving to Brevard County Florida Top Choice!

I saw an article on the Internet yesterday that reported Forbes Magazine had named its 10 best retirement spots. Not surprisingly our central Florida coastal county (Brevard County) was number 6 on the list!

According to the article the magazine used data from the U.S. Census Bureau to determine where people older than 65 live now. Characteristics it looked at included housing costs, employment opportunities, and the availability of hospitals and elder care facilities.

To see the entire list and read Lauren Sherman's article, click here.

If you are researching retirement spots, check out Brevard County, Florida. In our Viera area we have some of the newest 55+ communities, an abundance of golf courses, convenient shopping and heath care facilities and more!

Call me for your Brevard County Florida relocation needs! Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. I can be reached directly at 321-693-3850 or email me agent@moving2brveard.com.

Tuesday, May 26, 2009

Two things you must do to sell your home!


This is not a really long, confusing expose on the secrets of selling your Viera, Florida home, really, it isn't!

Nope, after spending this morning previewing homes for showing later this week, I have come to the conclusion that there are two things a lot of sellers do not understand.

One, if you want someone to see your property and be impressed, they must be able to see it! No electricity is no way to demonstrate all the positive attributes of your home.

Secondly, please keep the water turned on. I am not one to get graphic but lets just say people who come through your vacant property still relieve themselves. Enough said!

[By the way, when your home does get a contract on it you will have to provide water and electricity so the inspection can occur. Why not go ahead and provide it now?]

If you are considering buying or selling in the Viera and Rockledge area of Brevard County, Florida, please contact me. I would welcome a chance to discuss how I can assist you in the process.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Call me at 321-693-3850 or email agent@moving2brevard.com.

Thursday, May 21, 2009

Viera Florida pool home only $198,900


Now only $198,900!
This 2001 built 4 bedroom 2 bath home in Viera, Florida is your best deal. With over 1,900 square feet under air conditioning, a trussed porch overlooking a private, screened, in-gound pool, this will be easy to call home!

Sure there are many 4 bedroom homes for sale in Viera but they don't have a private pool for this price! Convenuiently located near excellent schools, great shopping, restaurants, multiple golf courses and more!

For more details and additional photos, click here. Drive by 2397 Deercroft Drive (Bayhill subdivision) and take a look at the neighborhood and then call me!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.





Wednesday, May 20, 2009

Having two wisdom teeth pulled is not really that bad...

Yesterday morning I had a couple of teeth extracted. I had been dealing with jaw pain for several days. I stopped by my dentist's office and had a quick exam. I had been delaying some dental work for some time.

The time had come.

I had a chance to schedule later or do it right then. Scheduling seemed so appealing at the time - put it off. Then, for some reason I decided - do it now. I guess the thought of having to look come back the next day was not very appealing!

Sometimes the best choice is to deal with what ever the issues are when they present themselves. This goes for real estate issues as well.

If you are in trouble with your mortgage, talk with the lender's loss mitigation department. If a mortgage readjustment will work for you, discuss the option. If your financial situation has changed and you can not afford your mortgage, discuss the possibility of a short sale.

Either way, it is best to do it today instead of tomorrow or next week. If I can assist you in any way, please let me know.

Gary Waters, Florida licensed real estate agent, serving Brevard County, Florida. Call me at 321-693-3850 or email me at agent@moving2brevard.com.

Monday, May 18, 2009

Choosing your lender

Almost three years ago I wrote a post on this web log when I was just entering the world of real estate blogging (almost 800 now). This post basically stated my personal preference on how to choose a lender.

Read the old post here.

Over the past couple of years or so it has come to light that some were taken advantage of by mortgage folks. Some were given mortgages that perhaps they should not received.

There was a time when the market (all facets, buyers, seller, lenders - and yes, even real estate agents) just went in a direction that defied logic.

Things are coming back to a more stable environment. Of course there are still plenty of short sales, REO properties, listings...at least in the Brevard County, Florida market.

Need a real estate professional who knows the Rockledge, Viera and Suntree areas of Brevard County, Florida, let me show you how I can help you. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida.

Read another of my blogs here.

How do I see that house?

So you are driving around Viera or Rockledge, Florida and see a house that interests you. You jot down the address and then go home and look it up on the MLS system.

The price looks to be in your range (plus you have been pre-approved by a local lender such as Space Coast Credit Union or Regions Bank).

You contact you real estate agent to let them know of your find. If you do not have a real estate agent it is best that you find one and stick with them.

[In the Rockledge, Viera, Suntree and central Brevard County area, call me at 321-693-3850 or email agent@moving2brevard.com.]

Then set up a time and date. Your real estate agent must contact the listing office(s), establish the appointment, and then plan a route/timeline for the showings.

gw2 Believe me, an established, well planned showing schedule makes buyers, sellers and real estate agents all less stressed. And the process, regardless of your role, is stressful!

If I can assist you in buying or selling real estate in Brevard County, Florida, please let me know. Gary Waters, Florida licensed real estate, Century 21 Baytree Realty, Rockledge, Florida.

Sunday, May 17, 2009

Who pays the real estate agent?

I get this question frequently from buyers new to the process (as well as renters looking for a new place to lease).

As a buyer you do not pay the real estate agent. When a home is listed for sale the listing agent (the one who has the sign out front) includes in the listing agreement the compensation terms. Although it is variable and negotiable, it is most often a percentage of the selling price. The seller's agent then (normally) splits that amount 50/50 with the buyer’s agent.

[The amount each side “takes back to the office” is not necessarily the amount the agent receives. Typically the company takes a percentage, the broker takes a percentage, then the agent gets a percentage.…you get the picture.]

So, if you are considering buying a home, don’t be concerned over paying your real estate agent. If you purchase a home your agent will be paid by someone else!

By the way, the same holds true for rentals – just smaller amounts!

If you are considering buying a home in Brevard County, Florida, please give me a chance to be your real estate professional. As a buyer or renter, you don’t pay me!

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me at 321-693-3850 or email me at agent@moving2brevard.com.

Saturday, May 16, 2009

I am not a tree hugger but….

Probably ten or fifteen years ago I would have considered myself a "tree hugger" or environmentalist or something. Today, in 2009, it is just being “normal!”

What is normal? Well, like about half of my Rockledge, Florida neighbors I recycle. It is not that difficult to sort our the plastic, newspaper and aluminum cans!

Another thing I do is use my “tree hugger bags.” You know the ones…made from recycled material. You can pick these bags up for about a buck and take them with you to the grocery store.

I will admit that I like them much better than plastic. They hold more. They are easier to handle. They feel more reliable. And, they are good for the environment.

I am not sure the cashiers at the local stores like them. I get the impression that using the plastic bags already attached to their cashier stations is easier.

But I don’t let that stop me. No paper or plastic for me. Make mine “tree hugger.” If you have not tried it, give it shot.

You may just like it and in the process become a “tree hugger!”

This post has absolutely nothing to do with Viera and Rockledge, Florida real estate. I do get off course occasionally. Call me if I can assist with buying or selling residential real estate in Brevard County, Florida.

What are you looking for in a 55+ community?

How does one choose which 55+ community to purchase a new home in? Every individual has a vision of what a 55+ community and lifestyle is, so finding the one that meets your needs is critical to your happiness!

In Brevard County, Florida there are quite a few choices in 55+ communities from the resident owned Indian River Colony Club, Grand Isle and Heritage Isle in Viera to the manufactured home communities of Lost Lakes and Forest Lakes in Cocoa, and more!

What types of services does one desire? Exterior and interior maintenance available, only lawn service, concierge services, active club house, security guard, on-premises golf and tennis, nearby shopping and medical facilities, fitness centers, on-premises classes, pools and spa....the list can become rather lengthy!

How much does one desire to pay in monthly dues and fees? Services and amenities all come at a price from a couple of hundred dollars a month to a thousand or more!

Are you looking for a community of primarily former military officers? In this case it is the Indian River Colony Club community.

Are you looking for something that was recently constructed? Heritage Isle is the newest 55+ community in Viera as new homes are continuing to be built at this time.

What about the style/type and price of the homes and condos? The type of structures vary widely from condos, manufactured homes, single family homes, and duplex/patio style homes.

If you are considering a 55+ community then Brevard County, Florida has something that will fulfill your needs completely. For information on 55+ communities please give me a call or drop me an email at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850 direct.

Friday, May 15, 2009

How to improve your chance of selling your home

I am not a know-it-all. I do know how to sell real estate. I have been doing it fulltime in Viera and Rockledge, Florida for almost six years. The way you sell real estate is, get this, here comes the secret:
  • Price it correctly
  • Market it correctly (On the Internet primarily)
  • Make it available for showing
That is the easy way to sell in today’s market.

Now,

How to diminish your chance of selling your home.

  • Continue to smoke in your house while it is on the market. My experience is buyers prefer smoke free!
  • Don’t worry about clutter and cleanliness although I believe in the old adage that “if you can smell it, you can’t sell it!”
  • Restrict access (no electronic lockbox, 24 hours notice…you get the message).
If you are considering selling your home in Viera and Rockledge, Florida, please give me a call to discuss how I can assist you.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me agent@moving2brevard.com.

Brevard County Florida Real Estate Tales and more..

“Don’t let the truth interfere with a good tale.” I am not sure where this phrase originated. I read it earlier today in a blog posted by Irene Kennedy, real estate professional in Sussex County, New Jersey.

MPj04223450000[1] My mind thinks of the used car salesman touting how the car was owned by a little old lady who only drove it to church on Sunday never exceeding 25 miles per hour.

My mind thinks of that story of a parent’s rough childhood like having to walk 5 miles to school – up hill both ways!MPj04022760000[1]

There are so many situations in life where this has or can occur. A real estate transaction is a good place.

I have heard sellers tell MPj04097170000[1] prospects how wonderful the neighbors are! Are they all that great?

I have heard sellers tell prospects how great the schools are? Are they? The nice thing about schools in that you can check them out.

I have heard prospective buyers tell me money is no object. That can only be a tale as even Warren Buffett and Bill Gates understand budgets and value!

The old saying caveat emptor (buyer beware) definitely has a place in real estate transactions. One of the best moves you can make in real estate is to start the process with a qualified professional.

If you are looking for a real estate professional to assist in your Viera, Rockledge, Suntree, or other Brevard County transaction, please give me a call.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Call me at 321-693-3850 or email me at agent@moving2brevard.com.

Thursday, May 14, 2009

2526 Christopher Drive Titusville Florida - Open House


Open House at 2526 Christopher Drive, Titusville Florida to be held on Sunday, May 17, 2009 from 11:00 to 2:00 p.m.

Please stop by and see this 1989 built home in The Hamlet subdivision.



Home features:
  • 4 bedroom 2 bathrooms
  • 2 car garage
  • .24 acreage
  • Vaulted Ceiling
  • 2009 square feet under air
  • Pool
  • New appliances
  • and more.

For additional information, please contact, Cyndi Paulsen at cyndipaulsen@yahoo.com. Tell her that Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, serving the Viera, Suntree and Rockledge areas sent you!

Please read my blog at www.brevard-homes-for-sale.com.

Melbourne Florida Golf Course Homes for Sale

I received an inquiry this morning on the types and numbers of golf course homes available for sale in the Melbourne, Florida area.

Brevard County has lots of golfing choices. The count on available courses is somewhere around 40! And many of these course offer some great golf course living.

In central Brevard County (where I live) there are multiple choices including the new Duran Golf Club (Viera), Baytree National Golf Links (Suntree), Turtle Creek Golf Course (Rockledge), Viera East Golf Course (Viera), Rockledge Country Club (Rockledge), Suntree Golf Course (Suntree), Cocoa Beach Country Club, The Savannah's (Merritt Island), Patrick Air Force Base Golf Course, and more. The list goes on!

Prices for homes in some of these golf course communities range from $129,900 (Indian River Colony Club, 55+, Viera) to million dollar homes at Wyndam at Duran (Viera). And some communities (such as Baytree) have at least 10 homes for sale at this time.

Are these golf course homes selling? Just in the past month or so seven have closed and another thirteen are under contract! Prices have fallen to where golf course living in central Florida is now very affordable! There are even short sale listings in the golfing communities!

For information on Brevard County, Florida golf course communities, please contact me by email or directly. I can be reached by phone at 321-693-3850 or email me at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Wednesday, May 13, 2009

Home Prices Rise in Viera

The title is not a fact – just yet! I read something this morning about the real estate market improving. I know that buyer inquiries and activity picked up but have prices bottomed yet?

How will the consumer know that the prices have bottomed out? Will it take price increase for several consecutive months? Is the price just a reflection of inventory?

In Brevard County, Florida, prices are still attractive. Have they bottomed ? I think that depends on where you want to purchase. I think it depends on how many short sales and banked owned properties are in your desired area.

In Palm Bay, Florida there are still lots of short sales and REO/bank owned properties. In Viera and central Brevard County there are still pockets with lots of short sales. But many of the short sales are under contract pending a decision. Patience is a necessity!

If you are considering buying or selling real estate in Brevard County, Florida, call me, please. Gary Waters, Century 21 Baytree Realty, Rockledge Florida .

Price Reductions in Viera and Suntree Florida

As I reviewed the “hot sheet” listings in the Brevard County Florida this morning, I thought about how the price reductions are (from my perspective) more important than the new listings.

The new listings are always nice to review but I find the greatest interest in seeing the new price reductions.


  • Sometimes the reductions are significant suggesting the initial listing was grossly overpriced.
  • Sometimes the reductions are minimal – a hundred dollars or less – suggesting the real estate agent was trying to make the “hot sheet” so the property would catch a prospect’s eye.
  • Sometimes the listing price has been reduced significantly as the property has gone from a “fair market sale” to a “short sale” – a market reality if the home was purchased in Viera, Rockledge or Suntree in the past few years!

Price reductions tell, in the words of the late great Paul Harvey, “the rest of the story.” In other words, the pricing history of your listing may just give a clue to your motivation.

As a seller, what does your new price reduction tell prospects?

If you are in the real estate market, as a buyer or seller, in Brevard County, Florida and in need of professional representation, please contact me to discuss how I can assist you.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2breavrd.com.

Tuesday, May 12, 2009

Viera and Rockledge FSBO - Free Advertisements

While walking my Boston Terrier (Diesel) this morning I saw a couple of FSBO (For Sale By Owner) signs in yards in my neighborhood. The FSBOs did not have any information on the signs - one had a phone number, the other nothing.

To sell in the local Rockledge, Florida (Viera and Cocoa) market, you must get the word out. I understand that some do not choose to hire a real estate professional. I can appreciate the circumstances some find themselves in (upside down, conserve expense, little margin).

I offered a couple of months ago to advertise Viera and Rockledge (and other Brevard County FSBO homes for sale) - for free. Here is the link to the original post.

Or, if you have given up on the FSBO route, please call me to discuss how I can assist in the marketing of your home.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

First Time Home Buyer Advice

I get calls from many first time home buyers who want to see one specific listing. They are not working with any one real estate agent – just looking.

Nickel I am seeing more and more new buyers entering the market. This is a great time for a first time buyer to consider the leap to home ownership.

So, here is my nickel’s worth -

  • Get qualified for a mortgage before you look. I would be happy to give you the names of several reputable lenders here in the Brevard County, Florida area.
  • Select one real estate agent who can guide you through the process and understand your needs. If your agent needs include the Viera, Rockledge, Suntree and Pineda areas of central Florida's Space Coast – call me, please.

If you are in need of professional real estate representation in Brevard County, Florida, as a buyer or seller, please give me a chance to be your Realtor of Choice.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.

Please read my www.localism.com blog here.

Buying and Selling in Brevard County Florida – Seeking Balance

I posted a short article to one of my several blogs last week titled "Not every seller is desperate…” It is the second article on this http://www.localism.com/ page. The point of the post – well, the title tells it all!

It was not that long ago I posted another article about how some sellers have gone from a state of greed several years ago to one of gratefulness today when they sell their property.

There is a balance to be achieved in pricing. A seller’s expectations need to be realistic. A buyer’s expectations need to be realistic.

Balance is a good thing.

If you are in need of professional real estate representation in Brevard County, Florida , as a buyer or seller, please give me a chance to be your Realtor of Choice.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.

You paid a million dollars for that?

While having my morning coffee I was reviewing MLS listings for some of the homes on the market for Viera Florida (west of I-95 in Brevard County, Florida).

There are several developments west of I-95 where homes were sold (and some are still listed for) more than a million dollars. Some very nice homes for this area of central Florida!

I saw one home listed for the $900,000+ range. I always check the Brevard County property appraiser web site to see if I can see what the sellers paid and when, etc.

Amazing the information that is available as well at the Clerk of the Courts web site.

Back to the $900K home…purchased for a bit over a million dollars a couple of years ago. Prices have dropped. Unfortunately, many of these million dollar homes are now $500-700,000!

This is no different than the $300-400,000 homes that can be purchased now for $150-200,00! Prices have dropped and opportunities for buyers are very attractive!

If you would like information on properties for sale in Brevard County, Florida, please give me a call or drop me an email. I will gladly provide you the requested information or refer you to an appropriate expert!

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.

Monday, May 11, 2009

Brevard County Florida Market April 2009 compared to April 2008

Here is a snap shot comparison for all property sales in Brevard County Florida April 2009 compared to April 2008.


[These numbers reflect residential,condo, vacant land, commercial/industrial and income properties.]
Gary Waters, your Brevard County Florida real estate resource. Call me at 321-693-3850 or email me at agent@moving2brevard.com.


Brevard County Florida Condo Market May 2009 Status Report

As of today (May 11, 2009), there are almost 1,700 condos on the market in Brevard County Florida. {This does not include the 443 town houses that are on the market as these are a different animal.}

In April 2009 there were 266 new condo listings while 92 sold in April 2009. The average sales price for condos in April was $200,550 {average single family sales price of $145,918}. This is down from the April 2008 average of $222,666.

The average days on the market for condo sales is 189 days! That is a long time – about 2 months longer than single family home days on the market.

If you are in the market for a condo along Florida's Space Coast, there are plenty of choices. You will find beach side (Cocoa Beach, Cape Canaveral, Indialantic, etc) condos. You will find condos in 55+ communities such as Heritage Isle. You will find golf course communities and more!

Call me for your Brevard County Florida condo information. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.

Saturday, May 09, 2009

Brevard Real Estate and more...about me

This morning I posted a short article here about a lady who lived to 108 years old. It was not an article about any specific house for sale or even an attempt to solicit real estate business. It was, as some would say, “off topic.”

I do that occasionally. I believe that if you are relocating to Brevard County, Florida, or selling your Brevard County, Florida home, and searching for a real estate professional, you may want to know more about them than what is on the business card.

Real estate is about relationships. I spend a lot of time with my clients, especially buyer clients. They get to know me – sometimes better than you could imagine. The bottom line is I want my clients to know me.

My Internet presence is a reflection of who I really am. So I try to show a bit of the human side on my blogs here and elsewhere on the Internet.

If you are considering a move to Viera, Rockledge, Heritage Isle, Suntree, Melbourne Florida and the surrounding area, I would be honored if you gave me a chance to be your real estate professional.

Please read my blogs at http://www.brevard-homes-for-sale.com/ and http://www.movingbrevard.blogspot.com/.

Gary Waters, Century 21 Baytree Realty, Rockledge Florida proudly serving the needs of buyers and sellers along the central Florida Space Coast.

Bank Owned / REO Properties in Viera


I post more often about short sales in the Viera and Rockledge Florida area. Another area of the market that offers sometimes attractive opportunities is the bank owned/ REO properties.


These homes have already been through the foreclosure process. From experience I can tell you that the condition of any foreclosed property can go from nice to neglected, stripped of appliances, etc!


In the Viera area I only found four properties that were listed as bank owned. Two of these are in the 55+ community of Heritage Isle and look very attractive. In Heritage Isle there are a few more properties on the market that are short sales.


If you are considering a move to Viera, I would be honored if you gave me a chance to be your real estate professional.


Please read my blogs at http://www.brevard-homes-for-sale.com/ and http://www.movingbrevard.blogspot.com/.


Gary Waters, Century 21 Baytree Realty, Rockledge Florida proudly serving the needs of buyers and sellers along the central Florida Space Coast.

"I've had such a happy life..."

The title is not my words but rather those of a lady who lived to be 108 years old. Her name was Maurine Engel. She died on Friday, May 8, 2009.

I did not know Mrs. Engel but I read a tribute to her in Florida Today newspaper. Here is a link to the article on their web site.

I remember many years ago in high school I had a teacher...a young guy who taught psychology. I remember he made a statement one day that 35 years later I remember vividly. He said "We can learn something from everyone - even an old person. If it is only how to live that long."

I am sure Mrs. Engel taught many people many things. The title statement made on her 108th birthday says it all. I am sure not every day was a day of nothing but good times.
After all, she had over 39,420 days!

No, I am sure she chose to be happy. That is the lesson for us all!


Thursday, May 07, 2009

Why are homes in Rockledge, Florida so expensive?

house money The title is a question I was asked today. Having lived in Rockledge for the past 13 years and a fulltime real estate agent in Rockledge and Viera for almost 6 years, I can answer that question.

It all depends on your perspective. If you are a seller you think the prices are extremely low. As a seller you wonder if you are not giving away your house!

As a buyer, especially a first time buyer or someone new to the area, the answer is not nearly as clear.

When I was in the U.S. Navy I remember the term “sea stories.” It was when the “old salts” would tell new crew members about how it used to be.

Here is a real estate “sea story.” Prices in Rockledge are very attractive when compared to the 2003 to 2006 period!

The Rockledge area includes parts of what is known as Viera – newer construction. Parts of Rockledge include the very scenic and exclusive Indian River frontage properties along Rockledge Drive – very exclusive and expensive. Rockledge includes the the Summer Lakes development of million dollar plus homes as well as several other Viera developments.

The Rockledge area includes other older established neighborhoods like the ones surrounding the Rockledge Country Club area. Rockledge includes Levitt Park and Georgetown, two older developments. The prices vary in each of these developments.

My post is not all inclusive as there are plenty of other areas in Rockledge, the oldest municipality in Brevard County, Florida.

The bottom line is there is a home in Rockledge, Florida for every budget! Call me, I will gladly send you some listings.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge Florida. Call me at 321-693-3850 or email me at agent@moving2brevard.com.

First Time Home Buyers Brevard County Florida

The home buying process can be a really confusing and scary process. I remember the first time I bought a home in the early 1980s. I had no clue about the process.

Fortunately, I had a real estate agent who walked me through the process.

So, what is involved in the process.

  • Figure out how much you can afford. THIS IS THE KEY ISSUE! You must know the financial obligation before you look at a single property.
  • Know your rights. There are lots of rules and regulations covering fair housing, loan regulation and more. Don’t let someone take advantage of you.
  • Shop for a loan. Choose several lenders and get he facts. Get a written quote (good faith estimate) on closing costs. Then ask the seller to assist with meeting the closing costs. Motivated sellers will!
  • Choose a real estate agent. As a buyer you do not pay your agent - the seller does!
  • Shop for a home. I identify your needs, review homes that meet your needs. Take notes.
  • Make an offer. This is where your real estate agent can guide you. Use him!
  • Get a home inspection. It does not cost a lot but i this is an invaluable necessity. And if there are issues, ask the seller for repairs!
  • Shop for homeowners insurance. It is probably a good idea to get a quote on a property similar to your desired home before you find it. Eliminate surprises.
  • Sign papers. Closing. A lot of emotions on this day! Then move in!

If you are a first time home buyer in the Rockledge and Viera area, please feel free to call on me. I can either answer your question or refer to a qualified professional.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. I can be reached directly at 321-693-3850 or email me at agent@moving2brevard.com.

Viera Real Estate Expert

OK, I am not a "certified" Viera real estate expert. But I am a Viera Real Estate Professional. By the way, there are lots of organizations that will, for a fee, designate you “an expert.”

What I am is:

  • Full time real estate agent
  • Experienced -marketed homes in Viera for past 5+ years
  • Affiliated with Century 21 – the most recognized name in real estate
  • Committed to my clients
  • A network of seasoned professionals throughout Brevard County (and state) I can refer you to for assistance and advice should you need it (attorneys, title companies, property inspectors, appraisers, lenders, home staging professionals and more!)

The characteristics listed above allow me to assist buyers and sellers who are seek professional services in the Viera, Florida area.

I invite you to review some of my Internet sites. Succesful real estate agents in today's market must have a web presence.

As a buyer or seller of real estate in Viera Florida, if I can help you, please call me.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.


Reflection of a year ago….

I have written over 725 posts on this blog. I was reviewing some this evening and a year ago, actually May 3, 2008, I wrote one titled “Where has the patience gone?”.

Amazing how time flies by us when we are having fun! And I do enjoy being a real estate professional serving Brevard County Florida's Viera, Suntree and Rockledge areas (as well as other central county communities).

I have seen a lot of change in the market. I have seen some folks get great deals. I have seen some folks sell as a short sale and lose money. Such is the dynamics of the real estate market.

Please read my blogs at www.movingbrevard.blogspot.com and www.brevard-homes-for-sale.com and I hope you will gain an insight into the real me. I want my clients to know the real me.

And, if you are a buyer or seller in Rockledge, Suntree or Viera (or Cocoa or Merritt Island, Florida), call me, please. I would welcome a chance to be your real estate professional of choice!

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.


Wednesday, May 06, 2009

Chelsea Park Rockledge Florida – Market Report April 2009

The Chelsea Park subdivision in Rockledge Florida has many qualities that make it very attractive to buyers. The development has relatively low HOA fees, a community park with outdoor basketball, near several golf courses, nearby shopping, a great location close to I95, US1 and more!

Children in this neighborhood attend Manatee Elementary in Viera, McNair Middle School and Rockledge High School (verify for yourself with this link as school assignments change). I would highly recommend you speak to the School Board office to verify any school assignment before making an offer to purchase – just in case!

As of today there are 17 active listings in Chelsea Park. Of the 17 listings there are 4 brand new custom built homes. The prices in Chelsea Park range from $189,000 to about $369,000.

One property closed in April 2009 for $230,000 – a bargain for a 1999 built pool home with 4 bedrooms, 3 baths and over 2,400 sq ft under air!

If you are considering a move to Rockledge or Viera, take a look at the homes for sale in Chelsea Park. For information on this development please give me a call directly at 321-693-3850 or email me at agent@moving2brevard.com.


Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, located next to Turtle Creek Golf Course up the street from Chelsea Park.

Grand Isle, a 55+ community Viera Florida



Grand Isle is one of the premier 55+ communities in the planned unit development of Viera (located in north Melbourne, Florida).

As of today (May 6, 2009), there are 13 homes listed for sale in the Brevard County MLS system. The prices range from $189,000 (2 BR 2 bath, 1415 sq ft) to a listing at $309,900. (There was one closing in April, 1781 sq ft for $215,000).

In my opinion the primary competitors in the Brevard County 55+ market is Heritage Isle (my favorite) and Grand Isle.

If you are interested in 55+ communities and homes for sale in Viera, Florida, please feel free to contact me at 321-693-3850 (direct) or by email at agent@moving2brevard.com. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

A few good (OK, they are my blogs) links I recommend include:

Market Report Auburn Lakes Subdivision April 2009

Auburn Lakes subdivision in Viera Florida is a very desirable development, especially for folks who want their children to attend Ralph Williams Elementary School.

Also, the development is within the new Viera High School attendance zone. If you are considering a move to Brevard County, Florida and would like to know which school a particular address is located within, click here.

As of today (May 6, 2009), there are 8 homes active in the Brevard County MLS system. The prices range from a short sale at $149,950 (3 BR 2 bath, 1600 sq ft) to a listing at $279,000 (over priced in my opinion). (There five houses under contract at this time as well.)

If you are interested in homes for sale in Viera or Rockledge, Florida, please feel free to contact me at 321-693-3850 or by email me at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Tuesday, May 05, 2009

Bank says “Make an offer”

I am beginning to believe the public’s misconception that banks are giving away real estate is finally fading.

There is still an occasional infomercial telling folks how easy it is to pick up a bargain at a tax sale. The lure of easy bucks. Isn’t that one of the issues that led us to where we are today? Some have even called it greed.

There are a lot of resources available on the internet about short sales now and the general public has learned. Among the things they have learned:

  • short sales are situations where selling price will be less than mortgage owed and any offer requires lender approval
  • lenders may or may not hold sellers personally liable for difference between sales price and monies owed (if you are a seller, consult an attorney and/or tax advisor)
  • short sales take time for a decision possibly 60 days or more
  • sellers have to have a valid reason to sell (not just because the value of the house has dropped)
  • short sales will hit your credit but not as bad as a foreclosure (I have been told this.)
  • the stigma of a short sale does not appear to be as negative (are we now more accepting?)

There is boundless information available. Consult a real estate professional, tax professional, your lender’s loss mitigation department, an attorney if you are considering a short sale.

If you want to buy a short sale – be patient!

Back to my title – I read advertisements that say “Bank says make offer.” Banks do want offers but they want realistic offers.

If you are interested in a short sale purchase in Brevard County Florida, please feel free to contact me for information. If you are considering a short sale of your own property, I would welcome a chance to discuss your circumstances and the market.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.

I sold a part of me last week….

OK, maybe that is a bit over stated. I sold my old, worn out, Mercury van last Friday. Not for a lot of money.

Hopefully the new owner will handle it carefully as it is old – almost 13 years old. I purchased it new. We have had some good times and a couple of not so fun times. It is gone.

That is similar to what folks feel when they sell their house. Perhaps they got it when it was new. Perhaps they have watched their children grow up in it. They have been through tough times and good times. The memories are there.

But, like my old van, it has served its purpose. Time to move on to a new phase.

If you have outgrown your Brevard County Florida home and need to make a change, call me. Perhaps the children have left home and you are ready to downsize a bit, call me. I would welcome a chance to assist you selling your house and the search for your new phase.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Call me at 321-693-3850 or email me at agent@moving2brevard.com.

Please read my blogs at http://www.movingbrevard.com/ and http://www.brevard-homes-for-sale.com/.










Sunday, May 03, 2009

Are you really ready to make an offer?


This market provides many attractive opportunities for home ownership in Brevard County, Florida. From what I have read recently it is the first time home buyers who are entering the market ($8,000 tax credit!).


But, because offers are less frequent than a few years ago, you can expect as a buyer to be required to provide solid evidence of your ability to purchase when you make an offer. Sellers want serious offers from serious buyers.


What type of evidence? If you are a cash buyer, proof of funds in the way of a letter from your bank or investment company. In April 2009, there 485 homes sold in Brevard County - 176 were for cash!


If you are going to get financing then, at a minimum, a pre-approval letter from the bank. This is not the same as a pre-qualification letter which means about nothing! About 2 out of 3 buyers financed their April 2009 purchase.


And, the ability to provide a reasonably attractive escrow payment (good faith down payment) when your offer is accepted. What is reasonable? That will depend on the property. I always say, give just enough for the seller to know you are serious that satisfies the sellers!


If you are ready to buy a home in Brevard County, Florida, please give me a call. I would welcome a chance to discuss how I can help you. Have a question, just drop me an email to agent@moving2brevard.com.


Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Read my blogs http://www.brevard-homes-for-sale.com/ and http://www.movingbrevard.blogspot.com/.


Brevard County Homes Sold April 2009

The below chart reflects a summary of closed single family units in Brevard County, Florida for April 2009. This report was extracted from data provided by the Brevard County Realtors Multiple Listing Service.

As this is being produced on May 3, 2009, there may be slight changes as data is updated by agents entering end of the month closings.



Provided by Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Heritage Isle Market Report April 2009

Heritage Isle, the premier 55+ active lifestyle community in Viera, continues to have properties close at a good pace – in spite of the so-called bad market.

As of today (May 2nd), there are 29 active listings in Heritage Isle. Of these only 4 are short sales (priced from $169,000 to $199,900). Short sales are situations where the sales price will be less than the mortgage and any offer must be approved by the lender.

The list price of active properties goes from $169,000 to $325,000! With that range of prices you can be sure the sizes vary from a duplex home of 1400+ square feet to almost 2,700 square feet.

In April 2009 there were 7 properties that closed with prices ranging from $145,000 for a 2 BR/2 bath duplex to a high of $225,000. Also, another 6 are under contract.

If you are interested in a 55+ community in an ideal location, with amenities galore (21,000 sq ft club house), pools, gated, next door to golfing, near shopping and medical facilities, and more then Heritage Isle deserves a look.

For information on Heritage Isle, please drop me an email or call me. I can be reached at 321-693-3850 or email me at agent@moving2brevard.com.

Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida.

Saturday, May 02, 2009

Phillips Landing Rockledge Market Report April 2009

As we enter the month of May – one of my favorites in Florida – buyers seem to be getting out a bit more. Showings are up and inquiries as well.

A Rockledge, Florida development that appears to be generating activity is Phillips Landing. Located just off Interstate 95 this subdivision features homes built from 2004 to 2009. In its prime of the boom, homes were selling for upwards of $300-400,000.

Times have changed!

In the month of April 2009 there was one closing – an 1866 square foot home that sold for $167,500. As of today there are six short sale properties under contract.

And, as of today, there are 9 active listings with 7 of those short sales!

The lowest priced short sale is a 4 bedroom 2 bath 2 car garage, 1,623 square feet under air, listed for $129,900! The highest priced - $249,900 for a 4 bedroom 2.5 bath home with 2,960 square feet under air! [Six of these short sales are listed for less than $189,900!]

If you are considering a purchase in the Viera and Rockledge area, consider Phillips Landing. Consider a short sale if you have patience, and a flexible schedule, as it takes time (hopefully 60 max) to get an answer from a lender and to close!

Call me if I can assist you in any way. Gary Waters, Florida licensed real estate agent, Century 21 Baytree Realty, Rockledge, Florida. Call me directly at 321-693-3850 or email me at agent@moving2brevard.com.

Short Sale Activity Brevard County Florida April 2009

This is a snapshot summary of the single family detached short sale and REO/bank owned activity in Brevard County, Florida during the month of April 2009.

  • Active Listings - 1,085
  • Under Contract (either contingent or pending) - 644
  • Sold in April 2009 - 86
If you are considering a real estate purchase in Brevard County Florida, I would welcome a chance to be your real estate professional.



Gary Waters, Century 21 Baytree Realty, Rockledge, Florida.

Short Sale Activity Viera, Rockledge and Suntree Florida for April 2009

This is a snapshot of the short sale activity (single family detached homes) in the Brevard County, Florida areas of Viera, Suntree and Rockledge for the month of April 2009.

Active Listings - 109
Under Contract (either contingent or pending) - 111
Sold in April 2009 - 15


It is interesting that the number of active short sale properties is almost the same as the listings under contract. It is impossible to predict how many of the contracted properties will close.


If you are considering a real estate purchase in Brevard County Florida, I would welcome a chance to be your real estate professional. Gary Waters, Century 21 Baytree Realty, Rockledge, Florida.

Friday, May 01, 2009

Market Report April 2009 Viera, Suntree and Rockledge Florida

Here is a snapshot of the properties sold in Viera, Rockledge and Suntree Florida during the month of April 2009. These numbers will change as the MLS system is updated over the next week or so but these numbers will give you an idea of market activity.

  • Homes (single family) Active in MLS - 639
  • Homes (single family) Sold in April - 67
  • Condos Active in MLS - 98
  • Condos Sold in April - 10
  • Town Houses Active in MLS - 67
  • Town Houses Sold in April - 3

Based on the above numbers, it appears that the current inventory of properties (except town houses) is about 11 to 12 months.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Read my blog at www.brevard-homes-for-sale.com and visit my web site www.moving2brevard.com.

Call me if I can help you buy or sell residential real estate in Brevard County Florida.

From Greed to Grateful…What a trip!

I was speaking with a seller yesterday. Actually it was not one of my clients but rather someone I ran into at the local CVS/Pharmacy.

I knew that they had been trying to sell their home in a 55+ community for some time. They finally sold and were moving out of the area.

It got me to thinking about how the real estate market in Viera and Rockledge Florida (all of Brevard County, Florida) has changed over the past 5 or 6 years.

Back in the day, sellers were moving property in a matter of days from listing. Now, the average days on the market is about 120 or so!

Back in the day, multiple offers were delivered and the final price was frequently over the list price!

Now, with so many short sales and REO/bank owned properties on the market in Viera (and surrounding communities including Grand Haven and Heritage Isle), sellers are grateful when an offer – even at 93% of list price comes in!


The road from greed to grateful has been, and can be, a long, winding, often bumpy, road!

Considering buying or selling in the Viera, Florida area, please give me a chance to be your real estate agent.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida, 321-693-3850 or email me at agent@moving2brevard.com. Please read my blog Florida Homes for sale and visit my web site at http://www.moving2brevard.com/.

Brevard County Florida Market Report - Early Edition April 2009

I have titled this early edition as I gather these numbers from the Brevard County Multiple Listing Service on the first day of the new month. There will probably be some refinement as the days go by but this does present a good snapshot!

Single Family Homes Sold April 2009 Brevard County - 425
Condos Sold April 2009 Brevard County - 81
Town Houses Sold April 2009 - 34

Within the next few days I will refine this to include average sales prices, days on the market, and other sales data.

Gary Waters, Century 21 Baytree Realty, Rockledge, Florida. Read my blog at www.brevard-homes-for-sale.com and visit my web site www.moving2brevard.com.

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